EMERGING LONDON - Cushman & Wakefield

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EMERGING LONDON - Cushman & Wakefield
EMERGING
LONDON

           2018
EMERGING LONDON - Cushman & Wakefield
INTRODUCTION
                               Wembley Park p.36

                                                                     CONTENTS
                                                                     Welcome...................................................................... 03
                                                                     Emerging London - A Definition........................ 06

                                                                     Keynote
                                                                     London: Driving Change........................................ 08
                                                                     C&W Market View......................................................10

                                                                     Spotlight on:
                                                                     Canada Water.............................................................14
                                                                     Barking.......................................................................... 20
                                                                     Deptford....................................................................... 26
                                                                     Peckham........................................................................28
                                                                     Croydon........................................................................ 30
                                                                     Brixton............................................................................32
                                                                     Ealing............................................................................. 34
                                                                     Wembley ..................................................................... 36
                                                                     Battersea Power Station & Nine Elms.............. 42
Battersea Power Station p.42      Canada Water p.14                  Brent Cross South.................................................... 48

                                                                     Emerging London - Dashboards
                                                                     Methodology.............................................................. 54
                                                                     Locations by A-Z...................................................... 55

                                                                                                                                                              CUSHMAN & WAKEFIELD | EMERGING LONDON
                                                                     Locations by ranking............................................... 64

                                                                     International Spotlights......................................... 68
                                                                     Contacts....................................................................... 70

                                                      Brixton p.32

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EMERGING LONDON - Cushman & Wakefield
EMERGING LONDON – A DEFINITION

                                         EMERGING LONDON –
                                         A DEFINITION
                                          Change is in London’s DNA. The city evolves on        Our experience of Greater London is that while
                                          an almost daily basis. But just like the Thames,      one of the world’s top cities is teeming with
                                          the constituent parts ebb and flow at different       exciting property development opportunities,
                                          rates, in response to a plethora of drivers,          particularly for retail and leisure uses, these are
                                          including economic flux, immigration, social          not always in plain view. Dictionary definitions
                                          advancement and technological development.            of the word ‘emerge’ include ‘to come into view’
                                                                                                and ‘to become apparent’. So the key purpose
                                          This continual process of change within               of Emerging London is to highlight which parts
                                          geographically-defined neighbourhoods creates         of the capital currently offer the most interesting
                                          opportunities for individuals, communities and        (and financially rewarding) prospects.
                                          commercial organisations. At any point in time,
                                          any particular London location defined by its         This report isn’t an academic exercise. Rather it
                                          own set of infrastructural, environmental, cultural   is designed to have real practical value for you,
                                          and socio-economic influences, will be on its own     the reader, whether you are an occupier,
                                          timeline. And, with each step along that timeline,    developer or investor. We recognise that your
                                          new opportunities emerge.                             organisation’s definition of an opportunity will
                                                                                                be shaped by its attitude to risk. We’ve therefore
                                          Emerging London pinpoints the stage at                grouped the 104 parts of the capital ranked in
                                          which 104 locations are along their own,              this report into five categories – from Untapped
                                          unique journeys, which in turn indicates what         to Truly Established (see p.54) – to give a broad
                                          kind of opportunities might present themselves,       indication of how frontier-pushing development
                                          both immediately and in the near future. We           in any particular area is likely to be.
                                          have identified five general states of evolution:
                                                                                                Of course we can’t pinpoint to the street lamp
                                          - Truly Established                                   exactly which parts of London present the best
                                          - Maturing                                            opportunities for your own organisation. But
                                          - Flourishing                                         we believe we can get you very close. Emerging
                                          - Up & Coming                                         London notes that wherever you choose to look,
                                          - Untapped                                            two key factors define the areas most likely to
                                                                                                see successful development. Firstly, they will be
                                          Key to taking advantage of these is an                either already well connected or have substantial
                                          understanding that possibilities are linked           transport infrastructure investment in the
                                          to a location’s individual characteristics,           pipeline. And, secondly, they will welcome end
                                          rather than its notional timeline position.           projects, whether large or small, which attempt
                                          It is quite conceivable that a Truly Established      to integrate into that part of London’s existing
                                          area can hold as many opportunities as                urban fabric and recognise a sense of place,
CUSHMAN & WAKEFIELD | EMERGING LONDON

                                          an Untapped one.                                      rather than stand in complete isolation.

                                          Importantly, Emerging London looks at the
                                          capital holistically, noting that rather than
                                          competing with each other, individual parts
                                          of the city are inexorably interconnected with
                                          their neighbours. The benefits of development
                                          in one area can be felt much further afield.
                                          Of course, not every location has the potential
                                          to become commercially established, nor,
                                          we would argue, should it aspire to be.
                                          But recognising the trajectory of a particular        JOHN PERCY
                                          area can be vital for appreciating the likely         HEAD OF DEVELOPMENT
                                          effect on its peers – and vice versa.                 AND PLACE

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EMERGING LONDON - Cushman & Wakefield
KEYNOTE | LONDON: DRIVING CHANGE

                                          LONDON:                                                                                                               WORKSPACE
                                                                                                                                                                As London’s population expands
                                                                                                                                                                                                           at most decelerate the pace of major
                                                                                                                                                                                                           urban regeneration projects. Much

                                          DRIVING
                                                                                                                                                                its workforce will become much             trickier to predict is the impact of
                                                                                                                                                                more widely distributed, as previously     Brexit, but so far, no major studies
                                                                                                                                                                solely residential areas gain increasing   have suggested a significant negative
                                                                                                                                                                amounts of workspace. Large new            impact on the city as a whole.

                                          CHANGE
                                                                                                                                                                developments such as Canada
                                                                                                                                                                Water and Battersea Power Station          TRANSPORT
                                                                                                                                                                (see pages 14 and 42) are creating         Travel flow through London will
                                                                                                                                                                major new office hubs. The type            change significantly as a result of
                                                                                                                                                                of workspace that emerges in               Thameslink improvements in 2018
                                                                                                                                                                these locations is likely to have          and the full opening of Crossrail
                                                                                                                                                                a significant bearing on local             at the end of 2019, together with
                                                                                                                                                                retail and leisure provision.              increasing modal shift to bicycle            INTANGIBLES
                                                                                                                                                                                                           and pedestrian transport. New retail         Part of what makes London special is
                                                                                                                                                                RISE OF INDIE RETAIL                       and leisure concepts at transport            a layer of intangibles that transforms
                                                                                                                                                                Londoners, most notably the younger        hubs and along new travel routes             it from being merely a place to a living
                                                                                                                                                                half of the capital’s demographic,         are emerging.                                entity. The sense of optimism, for
                                                                                                                                                                are clamouring for a more experiential                                                  example, that prevails across the
                                                                                                                                                                retail and leisure offer, based around     PLANNING                                     capital, from a suburban East London
                                                                                                                                                                independent operators offering             The Mayor of London’s latest London          housing estate to the bright lights of
                                                                                                                                                                authenticity, provenance and               Plan, currently still a draft, is firmly     the West End, can’t necessarily be
                                                                                                                                                                experience. These demands are              based around growth; including a             detected in a building or Tube train.
                                                                                                                                                                likely to create opportunities and         city-wide annual target of 65,000            But it can definitely be felt in the
                                                                                                                                                                challenges in equal measure.               new homes. A willingness to accept           thousands of thronging shops, bars
                                      London’s status as a leading world          significantly on where new housing                                                                                       densification of existing areas, a major     and restaurants which permeate the
                                      city is undiminished, despite the           and workspace development occurs.      At a glance –                                                                     departure from previous London               capital. Future retail and leisure
                                      uncertainty of recent years. Successive                                                                                                                              planning policy, is likely to have a         development which acknowledges
                                      independent studies, such as the            HOUSING                                KEY TRENDS                                                                        profound effect on many parts of             and can respond to the essence
                                      Global City Power Index, continue to        As politicians of all hues scramble                                                                                      Greater London, and create untold            of these intangibles is most likely
                                      place London comfortably in the top         to increase the supply of housing      ›› London will remain dominant                                                   possibilities for expanded places.           to succeed.
                                      10. While past performance does not         within the capital, London’s               as a leading world city
                                      guarantee future positioning, it is clear   housing stock is set to rocket.
                                      that London is unlikely to relinquish       To accommodate the sheer volume        ›› Population figures are expected
                                      its title as a key global powerhouse        of new homes, whole new districts          to increase, despite macro-
                                      in the near future.                         like Wembley Park (see page 36)            economic uncertainty                                                                         TECH
                                      The relative assuredness of London’s
                                                                                  are appearing. A new urban ecosystem
                                                                                  based on true mixed-use principles     ›› New homes will bring with
                                                                                                                                                                                                                          TRENDS
                                      global position transfers down to           is evolving, which presents exciting       them new spend and retail/
                                      a local level to have a positive,           opportunities for retail and leisure       leisure opportunities…                                                          A London skyline buzzing with robot        While the capital’s IT connections are
                                      confidence-boosting effect on               operators.                                                                                                                 drones making parcel deliveries is as      generally up to scratch, one area which
CUSHMAN & WAKEFIELD EMERGING LONDON

                                      each of the capital’s 32 boroughs, plus                                            ›› … which will be coupled            RETAILER PREFERENCES                         unlikely as one filled with airborne       will need close attention in the coming
                                      the City of London. Key factors which                                                 with greater provision              London’s status as a leading world           jet-propelled people carriers, reckon      years is power supply. Ensuring that
                                      will affect future development and                                                    of workspace outside                city continues to exert a magnetic           futurologists. Yet tech developments       the city’s lights stay on as whole new
                                      progression in all 33 areas are:                                                      central London                      pull on a wide variety of businesses.        are slowly but surely having an effect     town centres like Brent Cross South
                                                                                                                                                                Those who are focused on the capital’s       on the capital – automatically-driven      (see page 48) are connected up to a
                                      POPULATION                                                                         ›› Densification of existing          indigenous rather than tourist               tubes have been running under central      historic supply grid will require a high
                                      The number of people drawn to               ... it is clear that                      areas will create exciting          customer base are already showing            London for years and driverless road       degree of tech dexterity. We believe
                                      London shows no sign of abating.                                                      possibilities for the creation      a greater willingness to disperse            pods are currently being trialled in       that the parts of London which put
                                      Consensual forecasting suggests             London is unlikely                        of new retail/leisure offers        across a wider geographic area.              Greenwich and at Heathrow Airport.         themselves at the frontier of IT
                                      annual population growth of between                                                                                                                                    Other innovative solutions, from           advances are also those most likely
                                      70,000 and 80,000 people until 2030.        to relinquish its title                ›› Recognising the intangibles        MACRO-ECONOMIC FACTORS                       kinetic paving stones which use footfall   to present interesting real estate-led
                                      From a retail perspective, that will                                                   which underpin London’s            During the last global downturn,             to power street lights and hydrogen-       opportunities.
                                      mean more potential shoppers;               as a global powerhouse                     magnetism will be key for          London largely held on to its position       powered generators for large buildings,
                                      though how they will be distributed                                                    future retail/leisure operations   relative to other cities, so a future        are well advanced.
                                      across the capital will depend              in the near future.                                                           straight economic downturn would

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EMERGING LONDON - Cushman & Wakefield
KEYNOTE | C&W MARKET VIEW

                                                                                                                                                                       And you’ve recently started advising       Could that be to the detriment            How does it feel to be working on
                                                                                                                                                                       on the next phase of development of        of locations north of the river?          some of London’s most significant

                                                      C&W MARKET VIEW:                                                                                                 Canary Wharf. Are there any
                                                                                                                                                                       similarities with central London
                                                                                                                                                                       locations?
                                                                                                                                                                                                                  Not at all. Schemes like Brent
                                                                                                                                                                                                                  Cross South (see pages 50-53)
                                                                                                                                                                                                                  and Wembley Park (see pages 36-41)
                                                                                                                                                                                                                                                            developments?
                                                                                                                                                                                                                                                            It is simply a privilege. Without
                                                                                                                                                                                                                                                            wishing to sound like a candidate

                                                  Q&A WITH RICHARD HOWARD                                                                                              Yes, the transport links will be superb
                                                                                                                                                                       once Crossrail is operational [late
                                                                                                                                                                       2018], while the buildings (architects
                                                                                                                                                                                                                  are sure to attract a new generation of
                                                                                                                                                                                                                  Londoners. They will supply excellent
                                                                                                                                                                                                                  environments with superb transport
                                                                                                                                                                                                                                                            on The Apprentice, I am massively
                                                                                                                                                                                                                                                            passionate about my job and cannot
                                                                                                                                                                                                                                                            quite believe how lucky I am. Working

                                                   AND RICHARD PICKERING                                                                                               include Pilbrow and AHMM) will
                                                                                                                                                                       demonstrate a combination of
                                                                                                                                                                       excellence and humanity that
                                                                                                                                                                                                                  links. Importantly, they will address
                                                                                                                                                                                                                  the issue of providing workspace and
                                                                                                                                                                                                                  affordable living space in the same
                                                                                                                                                                                                                                                            together with amazing people on
                                                                                                                                                                                                                                                            developments which are redrawing
                                                                                                                                                                                                                                                            the map of London is what really
                                                                                                                                                                       will surprise everybody.                   location. We shouldn’t underestimate      sets this job apart. Where else could
                                                                                                                                                                                                                  the potential draw this will have.        I be holding the King’s Cross falcon
                                                                                                                                                                       You mention architects, but what                                                     on my hand one day, and zooming
                                                          London is undergoing exciting changes. Two Cushman & Wakefield                                               does London’s property industry,           Does this mean that across London         above the capital in a helicopter
                                                           senior executives consider the key factors influencing the capital’s                                        which is ultimately responsible for        increasing numbers of people will be      the next? I love it.
                                                                                                                                                                       much of the city’s built environment,      beneficial to the retail/leisure mix?
                                                           future and the practical implications of the city’s growth on urban                                         excel at and what could it do better?      Absolutely. Outside the property
                                                                                     real estate development.                                                          Well, a massive and very wasteful          world people use ground floor
                                                                                                                                                                       anomaly of our industry is that we         amenities as everyday reference
                                                                                                                                                                       fit out offices to a high standard
                                                                                                                                                                       for marketing purposes, only to bin
                                                                                                                                                                                                                  points. Ask someone to meet you
                                                                                                                                                                                                                  at the Chipperfield building at King’s    The continuous rise in
                                                                                                                                                                       most of it when an occupier moves in.
                                                                                                                                                                       We should all agree that this is a huge
                                                                                                                                                                                                                  Cross, for instance, and they may
                                                                                                                                                                                                                  be flummoxed. Tell them it’s the
                                                                                                                                                                                                                                                            central London office
                                                                                                                                                                       waste of time and money, and terrible      one where Vinoteca is, and there          rents can only result
                                                                                                                                                                       for the environment. The solution is       is likely to be instant recognition.
                                                                                                                                                                       simple: build to shell and core only.      That demonstrates how important           in occupiers becoming
                                                                                                                                                                       Hopefully this can be done voluntarily,    retail/leisure is to the whole
                                                                                                                                                                       though I’d back legislation if it was      composition of an area.                   more footloose.
                                                                                                                                                                       necessary and I suspect many of
                                         RICHARD HOWARD                            projects across Europe and the            (rather than simply being able to pay     my colleagues would, too.
                                         INTERNATIONAL PARTNER,                    USA; what are the most interesting        the highest rent) is an astute move.
                                         HEAD OF CENTRAL                           learnings you have brought back           However, its worth noting that external   And what do you think occupiers
                                         LONDON LEASING                            to London?                                factors (such as the refurbishment        are looking for in London?
                                                                                   Design should always take precedence      of St Pancras) have also played an        Apart from well-designed buildings,
                                         How do you describe your role,            over specification. Take London’s         important part.                           they want to know if they are going to
                                         in a nutshell?                            Tea Building (in Shoreditch): one of                                                be able to recruit and retain the talent
                                         Managing the central London leasing       the most popular offices in a major                                                 they need for their business to thrive.
                                         team involves first and foremost          global city and its appeal is all about
                                         keeping in direct contact with key        its authenticity and design, not its                                                Assuming that they can recruit
                                         clients and ensuring that all of the      specification. The same principle                                                   effectively, which parts of London
                                         work we do (for example, at King’s        applies to modern buildings. Even                                                   are likely to appeal to big space
                                         Cross) is consistently of a high
                                         standard. Coordinating new business
                                                                                   a new tower can be given soul and a
                                                                                   sense of attractiveness – Barangaroo
                                                                                                                             A massive and very                        office occupiers?
                                                                                                                                                                       The continuous rise in central
                                                                                                                             wasteful anomaly of
CUSHMAN & WAKEFIELD | EMERGING LONDON

                                         wins is also a priority for me.           in Sydney is a great example of this.                                               London office rents can only result
                                                                                                                                                                       in occupiers becoming more footloose
                                         You’ve worked on a wide selection         You have been involved with King’s        our industry is that we                   and considering destinations as
                                         of major mixed-use schemes across         Cross since the inception of its                                                    diverse as Wood Wharf to the east
                                         central London. Which are the key         redevelopment. To what do you             fit out offices to a high                 and Elephant & Castle to the south.
                                         common factors that made these            ascribe its phenomenal success?                                                     I sense the South Bank is evolving
                                         developments successful places            Google’s presence for sure, while the     standard for marketing                    from a sought-after but relatively
                                         for people?
                                         Good transport links, an active ground
                                                                                   University of the Arts is also a major
                                                                                   catalyst. A masterstroke for King’s       purposes... we should                     small location, to becoming a very
                                                                                                                                                                       significant part of the makeup of
                                         floor, office occupiers who add value,
                                         and an honest, authentic presentation
                                                                                   Cross is a total agnosticism about
                                                                                   the tenant line up – from Louis Vuitton
                                                                                                                             all agree that this is a                  London’s office supply. This is a
                                                                                                                                                                       major shift for the capital, as in
                                         are ‘must haves’. Carefully integrating   to a housing association – and as a       huge waste of time and                    the past the Thames was seen as
                                         uses is massively important, too.         result it feels like an authentic part                                              a boundary. But the plans from
                                                                                   of London. Choosing ground floor          money, and terrible                       Vauxhall to Battersea (see pages
                                         You spend a lot of time visiting urban    operators, like restaurant Caravan,                                                 42-47) suggest fundamental change
                                         regeneration and transformation           who are spiritually at home there,        for the environment.                      is well underway.

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KEYNOTE | C&W MARKET VIEW

                                                                      RICHARD PICKERING                         What role do London’s largest                London is a truly global city. What
                                                                      HEAD OF FUTURES                           landowners and developers play in            are the attributes that make London
                                                                      STRATEGY                                  realising London’s growth capability?        so attractive to those from other

                                                                      How do you describe your role,
                                                                                                                A very significant one. Increasingly
                                                                                                                large swathes of developable land
                                                                                                                                                             countries and cultures, and are there
                                                                                                                                                             any global cities which you believe
                                                                                                                                                                                                        If you look to Asia
                                                                      in a nutshell?                            are held in single private ownerships.       offer key learnings for London?            however, London
                                                                      It involves looking ahead at how the      These are the bedrock of London’s            London is attractive because it is:
                                                                      world and our industry is changing,       future evolution. Our best developers        open, transparent, investable, secure,     is still a very low-
                                                                      figuring out what this means for our      will regard these as 100 year-plus           vibrant, diverse and exciting (well, you
                                                                      clients and helping them with their       plays, as the great estates have done        did ask!). London may reflect on how       density city.
                                                                      strategy, and then making sure that       historically, rather than as trading         Tokyo effortlessly manages paradoxes
                                                                      our own business is well placed for       opportunities. This requires skills          between the traditional and the new,
                                                                      the future.                               in placemaking, a long-term view             yet is also crazy, fun and innovative.
                                                                                                                on investment returns, and a form                                                       people with similar interests can in
                                                                      You originally trained in law and are     of paternalism and conscientious             Transportation is a key attribute          turn coordinate physical interaction
                                                                      now working in the real estate sector.    capitalism that doesn’t exist                for any city. How important is the         between people who may otherwise
                                                                      What drew you in that direction?          ubiquitously in the property industry.       development of London’s transport          not meet. I’m quite hopeful for the
                                                                      I think that a law degree is great                                                     network?                                   future in this regard.
                                                                      preparation for any career – it           What is the most exciting                    Every time we build a tube line,
                                                                      encourages focus and critical thinking.   technological change or innovation           we leave less space for the next one.      Is London doing enough to prepare
                                                                      I went into commercial property law,      you have come across recently?               We probably need to look at building       itself for the impact technological
                                                                      but ultimately found the guys on the      The most profound tech change                more capacity into the network as          advances will have on living/working
                                                                      other side of the table to be having      going forward is going to be digital         a priority, rather than add new lines,     in the capital?
                                                                      more fun.                                 automation. I’m not sure whether I’m         particularly as the city densifies. The    Smart city technology is not at the sexy
                                                                                                                excited or terrified about it, but I don’t   real issue with infrastructure delivery    end of the spectrum – it is much more
                                                                      Macroeconomic factors such as             think that most people have realised         in London is that it takes far too long.   functional. However, the key challenge
                                                                      Brexit and London’s housing crisis        how societally impactful it is likely to     We need to streamline processes, give      that London faces is to reduce pain
                                                                      are often framed in a negative way.       be. Conventional wisdom tells us that        more planning and purchase powers          points (overcrowding, pollution,
                                                                      Are we conditioned to see big picture     when technological processes (such as        to TfL and find new ways to capture        congestion) rather than to add
                                                                      items as threats (because they are        ICT in the workplace) are introduced,        value from property development to         excitement, and in this regard urban

                                         Increasingly large swathes   outside our control) when we should
                                                                      be seeing the opportunities which
                                                                                                                then people transition over time to
                                                                                                                higher value roles. However, this time
                                                                                                                                                             support business cases.                    technologies play a very significant
                                                                                                                                                                                                        role. As a medieval city, London must

                                         of developable land are      lay within?
                                                                      Yes, we do tend to focus on the
                                                                                                                around, there will be some in society
                                                                                                                who won’t be able to find any job that
                                                                                                                                                             The latest forecasts from the GLA
                                                                                                                                                             suggest London’s population is
                                                                                                                                                                                                        retrofit technology solutions into its
                                                                                                                                                                                                        fabric, in a way that virgin cities,
                                         held in single private       prospect of loss, rather than the
                                                                      opportunity of gain. This has its roots
                                                                                                                can’t be done quicker and cheaper by
                                                                                                                a robot. We need to work out how to
                                                                                                                                                             forecast to grow annually by over
                                                                                                                                                             80,000 people over the next decade.
                                                                                                                                                                                                        delivered by Google for instance, do
                                                                                                                                                                                                        not. Some of these solutions will work
                                         ownerships. These are        in behavioural economics. If you look     deal with that.                              How should London respond?                 much better in the latter, which puts

                                         the bedrock of London’s
                                                                      back, the investors who have been                                                      It has to increase in density, which       London at a strategic disadvantage.
CUSHMAN & WAKEFIELD | EMERGING LONDON

                                                                      most successful tend to be counter-                                                    will not be universally popular. If you    To respond positively London needs

                                         future evolution.            cyclical ones, who better perceive
                                                                      the upside opportunities associated
                                                                                                                                                             look to Asia however, London is still
                                                                                                                                                             a very low-density city.
                                                                                                                                                                                                        to emphasise its relative strengths
                                                                                                                                                                                                        (like history and culture) and use
                                                                      with risk.                                                                                                                        technology to mitigate the negatives.
                                                                                                                                                             How are attitudes to work/life
                                                                      How do you expect London and the          The most profound                            balance likely to affect London’s

                                                                                                                tech change going
                                                                      way people live and interact with the                                                  physical environment?
                                                                      city, to change over the next decade?                                                  I envisage a bifurcation in how
                                                                      Data sets are becoming larger and
                                                                      more open. Consequently, we should
                                                                                                                forward is going to be                       work is delivered, with mundane
                                                                                                                                                             or solitary tasks being increasingly
                                                                      expect new analytical tools to allow
                                                                      us to use our resources in a more
                                                                                                                digital automation.                          delivered at home, and interactive
                                                                                                                                                             or knowledge-based tasks delivered
                                                                      efficient way (for instance to manage                                                  centrally in flexible spaces that
                                                                      congestion, to share capital assets                                                    bring together work, leisure and
                                                                      and also to create communities                                                         communication. Digitally arranged
                                                                      and interact with each other).                                                         communities that tie together

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EMERGING LONDON - Cushman & Wakefield
SPOTLIGHT ON CANADA WATER

                                         Spotlight on

                                         CANADA
                                         WATER
                                         SE16

                                         The transformation of the former Surrey               where the London Overground and Jubilee Line
                                         Commercial Docks, part of the Rotherhithe             meet to give unrivaled north-south and east-west
                                         Peninsula, on the south bank of the Thames            connectivity. Beyond the rail links the plans       KEY
                                         just east of Tower Bridge started in the 1980s.       propose to improve bus routes and cycle paths
                                                                                                                                                   STATISTICS
                                         Now the London Borough of Southwark’s                 better connecting the site with the South Bank
                                         Canada Water Area Action Plan seeks to                and the City. Also proposed for the area is the
                                         enhance and improve on that first wave                world’s longest pedestrian and cycle drawbridge,    C&W Evolutionary Status:
                                         of regeneration. Covering over 750 acres,             which would create a 184-metre span across                      UP & COMING
CUSHMAN & WAKEFIELD | EMERGING LONDON

                                         including the SE16 Print Works (which used            the Thames linking Rotherhithe with the Isle
                                         to print the Daily Mail and Evening Standard),        of Dogs. Like Tower Bridge to the west, it would    C&W Location Ranking: 77
                                         Surrey Quays Shopping Centre and Surrey               open to allow large ships to pass through.
                                         Quays Leisure Park.                                                                                       TfL travel zone: 2
                                                                                               Other development projects within the wider
                                         The centrepiece of the new vision is                  scope of the Area Action Plan seek to capitalise    Local authority:
                                         unquestionably British Land’s proposal for a          on the existing large water habitats and green      Southwark
                                         comprehensive £3bn 53-acre redevelopment              spaces, many of which are already underway.
                                         anchored around Canada Water Dock, which              They include L&Q’s Quebec Quarter, near Russia      Distance from central London:
                                         will include up to 1 million sq ft of retail space,   Dock, which will provide around 370 homes           3 miles east
                                         a new High Street, 2 million sq ft of workspace       and 17,000 sq ft of commercial space over
                                         and approximately 3,000 homes.                        five acres, and Notting Hill Housing/Sellar         Population: 322,000
                                                                                               Developments’ eight-acre scheme, which will         (©GLA borough population
                                         Key to assuring the anticipated growth of both        deliver approximately 1,000 new homes, 50,000       projections 2018)
                                         housing and commercial space, is an extremely         sq ft of neighbourhood retail and a 100,000 sq ft
                                         important transport hub at Canada Water station,      UK flagship Decathlon store.

                                                                                                                                                                                   15
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EMERGING LONDON - Cushman & Wakefield
Canada Water Profile Interview
SPOTLIGHT ON CANADA WATER

                                         British Land’s ROGER MADELIN CBE, Head of Canada Water                                                                                                                             MY LONDON
                                         Development, and EMMA CARIAGA, Canada Water’s Head of
                                         Operations tell us about creating a High Street from scratch,
                                         how it feels to be responsible for creating a new part of London
                                         and reveal their favourite shopping spots in the capital.
                                                                                                                                                                                                                     Roger Madelin
                                                                                                                                                                                                                     CBE
                                                                       How do you describe what you’re doing at Canada
                                                                       Water to people who aren’t aware of what exactly                                                                                              What is your favourite part
                                                                       is happening here?                                                                                                                            of London?
                                                                       Roger It is simply the most amazing opportunity that                                                                                          Somewhere between here [Canada
                                                                       I’ve come across in more than 30 years developing. We are                                                                                     Water] and Waterloo depending
                                                                       in control of evolving a new place with up to 20,000 people                                                                                   on whether I turn left or right on
                                                                       working, being educated and visiting every day, on top of                                                                                     my bike – the back streets of the
                                                                       30,000 people living here.                                                                                                                    South Bank.

                                                                       The first phase of development is potentially 1.8m sq ft.             We know that, as long as we                                             Chiswick High Street – a wide space
                                                                       Do you already have a vision in your own minds how that
                                                                                                                                             get it right, retail and leisure
                                                                                                                                                                                                                     with interesting shops and chance
                                                                       space will look?                                                                                                                              to meet a diversity of people.
                                                                       Roger We have a very clear idea of what the first phase will
                                                                       look like. One of the things we will do is build a new High Street.   space will be fundamental to                                            Do you have a personal
                                                                       Contrary to what many people believe, not all High Streets
                                                                                                                                             creating a great new urban area.
                                         ROGER MADELIN CBE                                                                                                                                                           ‘hidden London’ location
                                         HEAD OF CANADA WATER          are declining and we’re going to incorporate the best things about                                                                            you’d like to share?
                                         DEVELOPMENT, BRITISH LAND     existing ones. To do that we will bring forward flexible buildings                                                                            Around Charterhouse Square.
                                                                       that allow for a mixed offer and importantly allow for adaptation                                                                             I used to cycle past, but one day
                                                                       over time. We have learned lessons from retail environments that      So, this is a case of changing perceptions.                             I went to have a proper look.
                                                                       function well, that allow for control of traffic and create           Emma Because people don’t know what is here, their perceptions
                                                                       pavements/street environments that are safe and inviting.             aren’t negative. It’s more a case that they simply have no              Best location in London
                                                                                                                                             perceptions. Often, when they visit for the first time, they are        to shop for quirky gifts?
                                                                       Alongside the retail, our first phase will deliver exciting new       unsure of where they’re going – people often think we’re east of        I like somewhere I can get in
                                                                       working environments, a new leisure centre and up to 650              Canary Wharf – yet when they get here they’re really surprised,         and out of quickly, so big properly
                                                                       homes. Once completed it will be a substantial place in its own       because it took them half the time they expected it to.                 managed department stores like
                                                                       right and transformational in terms of establishing Canada                                                                                    Selfridges are ideal for me.
                                                                       Water as a much more urban place than it appears today.               That bodes well for discussions with potential occupiers.
                                                                                                                                             Roger It does and we’re already talking to a wide variety of possible   Parts of London you’d
                                                                       It’s not every day you get to design a High Street                    office tenants. Not just FTSE100 companies, big consultancies, and      like to explore more?
                                                                       from scratch.                                                         technology and banking firms, as you might expect, but also small       Meridian Water, Woolwich
                                                                       Roger Precisely, and that’s what makes Canada Water so                design companies and higher education institutions. And these           and Thamesmead.
CUSHMAN & WAKEFIELD | EMERGING LONDON

                                                                       special. No-one has had planning permission to allow them             aren’t cursory conversations, but exploring how much can we
                                         EMMA CARIAGA                  create a major retail and leisure hub so close to central London      provide, when and for how much.                                         What is your favoured form of
                                         HEAD OF OPERATIONS,           for a very long time. Current policy allows us to build up to                                                                                 transport around the capital?
                                         CANADA WATER, BRITISH LAND    one million sq ft. That’s scary and exciting, in equal measure,       And you will also be building new                                       Bike – today I’m on a Specialized
                                                                       because we know that the retail and leisure markets are               residential accommodation.                                              Langster – a single-speed
                                                                       challenging right now. But we also know that, as long as              Emma A functioning urban environment needs people around                aluminium frame design.
                                                                       we get it right, that space will be fundamental to creating           at different times of the day. Alongside the retail and workspace,      But normally I ride a Condor
                                                                       a great new urban area.                                               we will be delivering approximately 3,000 homes. With that              Gran Fondo Titanium with
                                                                                                                                             kind of scale we can create a real mix of homes that appeal             Shimano Dura-Ace gears;
                                                                       And you have plans for plenty of office space, too.                   to a broad range of ages as well as a full spectrum of incomes.         I also have a Brompton.
                                                                       Roger If you ask anyone at the moment “Is Canada Water                One of the reasons people leave a place is because there’s
                                                                       a good place for offices?” the answer will probably be “No”.          nowhere for them to staircase up or down to. Our aim is to
                                                                       But why would it be anything else at this stage? We’re not            deliver a good range of property types that Londoners can not
                                                                       surprised about responses from people who haven’t been                only afford, but are actually attractive to them, which in turn
                                                                       here, but we are pleasantly surprised that everyone who               will create a place where people want to stay. That means
                                                                       comes here seems to get it – that’s what keeps us going.              creating homes for everyone from students to senior citizens.

                                                                                                                                                                                                                                                           17
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EMERGING LONDON - Cushman & Wakefield
SPOTLIGHT ON CANADA WATER

                                         We’re not        Our aim is to end up with properties
                                         going to force   that local people can not only afford,                                                               MY LONDON

                                         community,       but are actually attractive to them,
                                         but we have      which in turn will create a place
                                         the ability      where people want to stay.
                                                                                                                                                     Emma Cariaga
                                         to connect
                                         people.
                                                          Talking of interesting environments,        the place from the start. We’re not going      What is your favourite part
                                                          you seem to have been pleasantly            to force community, but we have the            of London?
                                                          surprised by the popularity of the          ability to connect people.                     The Royal Courts of Justice
                                                          Printworks (a former industrial                                                            on the Strand – my dad was
                                                          building) as a temporary music venue.       British Land plans to retain                   a Solicitor and I used to go
                                                          Emma The music events are really            and manage the land at Canada                  with him to watch and listen.
                                                          popular and we’ve recently adapted the      Water once it has been developed.              So, I enjoy spending time
                                                          space to allow live music which has seen    How does that affect how you                   there now when I can.
                                                          performances from artists as diverse as     build out the scheme?
                                                          Corrine Bailey Rae and Django Django.       Roger In practical terms, it means             Do you have a personal
                                                          Given the history of the site and the       we can spend more on public realm,             ‘hidden London’ location
                                                          amazing industrial interior, we are very    more on infrastructure and more on             you’d like to share?
                                                          much keeping an open mind on whether        future-proofing. I find it extremely           Inside the Barbican Centre –
                                                          Printworks could form part of the           satisfying to be able to think and plan        I used to walk around it and thought
                                                          longer-term masterplan as an events         for the long-term.                             it was impenetrable, but the inside
                                                          space. For now, it is certainly helping                                                    is incredible.
                                                          to put Canada Water on the map.             And how does it feel to be working
                                                                                                      on Canada Water?                               Best location in London
                                                          This must remind you (Roger)                Emma It’s a massive privilege and              to shop for quirky gifts?
                                                          of previous regeneration projects           good fun, but also a huge responsibility       Tate Modern gift shop.
                                                          you have worked on, most recently           to get it right, as this sort of opportunity
                                                          King’s Cross?                               doesn’t come up very often.                    The Range (including the Canada
                                                          Roger Actually, it is even more exciting                                                   Water branch) – it’s great for
                                                          than King’s Cross. The mix of uses is       Roger It makes me feel 30 again!               inflatable snowmen at Christmas!
                                                          different to anything else, including       I cannot think of another job that
                                                          the abundance of recreational space.        would be more exciting than building           Parts of London you’d like
                                                          You can do a 5km running circuit and        a whole piece of a city, with 35 buildings     to explore more?
                                                          only have to cross one main road.           and 15 parks and squares.                      Crystal Palace
                                                          Well-being (i.e. both mental and physical
                                                          health) will be built into the fabric of    www.canadawatermasterplan.com                  What is your favoured form of
CUSHMAN & WAKEFIELD | EMERGING LONDON

                                                                                                                                                     transport around the capital?
                                                                                                                                                     The tube.

                                                            At a glance –
                                                            CANADA WATER
                                                            British Land owns 53 acres of former London Docklands on the south bank
                                                            of the Thames near Rotherhithe. In May this year, they applied for Master
                                                            Plan consent for a comprehensive redevelopment that will effectively create
                                                            a new urban quarter in the London borough of Southwark. A total of 3,000
                                                            new homes, 1m sq ft of retail and leisure space and 2m sq ft workspace,
                                                            plus a number of parks and dock habitats, are planned across an area that
                                                            currently includes Surrey Quays Shopping Centre, Surrey Quays Leisure
                                                            Park and the SE16 Printworks.
                                                                                                                                                     Barbican Centre, London - © Rob Bye

                                                                                                                                                                                            19
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EMERGING LONDON - Cushman & Wakefield
SPOTLIGHT ON BARKING

                                         Spotlight on

                                         BARKING
                                         IG11

                                         One of London’s newest boroughs, Barking          One of the first new generation schemes to
                                         & Dagenham was designated part of the capital     come forward will be the redevelopment of
                                         in 1965. While Dagenham’s industrial heritage     Vicarage Field Shopping Centre. Owner Benson     KEY
                                         (notably the Ford factory, which still produces   Elliot and partner Londonewcastle will provide
                                                                                                                                            STATISTICS
                                         up to 1 million vehicle engines each year)        over 800 homes while creating a new retail
                                         is well-known, Barking’s identity has been        hub (see Interview pages 22-25).
                                         less clearly defined. Until now.                                                                   C&W Evolutionary Status:
                                                                                           Outside the town centre, funding was agreed                  UP & COMING
CUSHMAN & WAKEFIELD | EMERGING LONDON

                                         In a bold statement at MIPIM 2018, Be First,      in early 2018 for a £263 million extension of
                                         the private development company set up            Transport for London’s Overground line to        C&W Location Ranking: 73
                                         by the local authority in 2017, described the     a new railway station at Barking Riverside,
                                         regeneration plans for Barking town centre as     due to open in 2021. One of the UK’s largest     TfL travel zone: 4
                                         a “mini Manhattan”. Already widely respected      regeneration projects and led jointly by the
                                         within the property industry, Be First, chaired   Greater London Authority and developer L&Q,      Local authority:
                                         by veteran urban champion Lord Kerslake,          the redevelopment of Barking’s power station     Barking & Dagenham
                                         plans to generate up to 20,000 jobs and create    at Riverside will deliver nearly 11,000 new
                                         50,000 homes on just short of 1,000 acres of      homes, housing 29,000 people, as well as         Distance from central London:
                                         development land within the next two decades.     circa 700,000 sq ft of commercial, including     9 miles east
                                         The proposals showcased at MIPIM include          retail/leisure space.
                                         development above Barking’s central main                                                           Population: 213,000
                                         line rail and Tube station, which would deliver                                                    (©GLA borough population
                                         more than 2,000 new homes.                                                                         projections 2018)

                                                                                                                                                                            21
20
Barking Profile Interview
SPOTLIGHT ON BARKING

                                                                    The 1.3m sq ft residential-led redevelopment at Vicarage Field
                                                                    is key to unlocking a series of regeneration initiatives in central
                                                                    Barking. PETER CORNFORTH, Project Lead at site owner Benson
                                                                    Elliot and JAMES SHINDLER, Director at development manager
                                                                    Londonewcastle tell us how perceptions of Barking are changing,
                                                                    explain why green spaces are important for any regeneration project
                                                                     and disclose why, one day, one of them will visit Cockfosters.

                                                                                                     You’ve done a lot of public                    As humans we are better at dealing
                                                                                                     consultation as part of the planning           with things we can see in front
                                                                                                     for Vicarage Field. Did these                  of us, rather than on a plan.
                                                                                                     highlight any misconceptions                   Peter Definitely true, but there’s more
                                                                                                     about Barking as a place?                      to it than a few buildings coming out
                                                                                                     Peter I’d argue that a person can’t have       of the ground. To inspire perceptions
                                                                                                     a misconception about a place because          and empower opportunity, you need
                                                                                                     if that’s what they think, that’s what they    something to hang your hat on and
                                                                                                     think. The overwhelming response to            central Barking’s a bit short of
                                                                                                     the surveys we did is essentially: ‘bring it   hat-hanging things at the moment.
                                                                                                     on’. There’s a consistent local sentiment      That’s about to change. The development
                                                                                                     that Barking can benefit from the sort of      of several projects will give the area
                                                                                                     contemporary catching-up they see in           a much stronger experiential and
                                                                                                     other parts of the Capital, so people are      visual identity.
                                                                    PETER CORNFORTH                  supportive as they see it delivering
                                                                    RETAIL DIRECTOR, BENSON ELLIOT   things they want.                              And one of those projects is
                                                                                                                                                    Vicarage Field, where the designs
                                                                                                     OK, but presumably there are                   by Studio Egret West have been
                                                                                                     still some perception issues.                  largely applauded.
                                                                                                     James The perceptions are around               James This is third time we’ve worked
                                                                                                     Barking’s old-school geography, being          with SEW and they are as ambitious
                                                                                                     a close neighbour of Essex – that’s not        and design-led as we are. We are
                                         There’s an undertone                                        a bad thing, it just makes it sound a bit
                                                                                                     further out. The reality is that it’s as
                                                                                                                                                    conscious that our scheme should stand
                                                                                                                                                    out in a good way. It is refreshing to work
                                         of affordability which                                      near to central London as Ealing is
                                                                                                     on the west side of town.
                                                                                                                                                    with an architect who just sees London
                                                                                                                                                    as a wonderful place with a lot of
                                         we are keen to sustain                                                                                     opportunity both in terms of new
CUSHMAN & WAKEFIELD | EMERGING LONDON

                                                                                                     These sound like attitudes that                buildings and preserving heritage.
                                         and utilise to encourage                                    will take a while to alter.
                                                                                                     Peter I’ve always believed that changes
                                                                                                                                                    We’re particularly pleased that both
                                                                                                                                                    the Council and GLA accepted the
                                         new formats, ideas                                          in perception emerge organically. One of
                                                                                                     the exciting things about Barking is that
                                                                                                                                                    design integrity of the plans – they
                                                                                                                                                    recognise it’s a high-quality scheme.
                                         and community              JAMES SHINDLER
                                                                    DIRECTOR, LONDONEWCASTLE
                                                                                                     whilst its got its fair share of physical
                                                                                                     heritage, the centre isn’t jam packed with     So, we know how Vicarage Field
                                         experiences.                                                ancient or historic buildings; creating
                                                                                                     the opportunity to deliver a really bold
                                                                                                                                                    will look. What about how the mix
                                                                                                                                                    of uses within the scheme will work?
                                                                                                     and exemplary design solution with a           Peter We are determined that the
                                                                                                     freshness and vitality that will be            interaction between commercial and
                                                                                                     interesting across a wider geography           residential space will be socially
                                                                                                     than Barking itself. I’m confident that        sustainable, today and tomorrow.
                                                                                                     as we work through and deliver our             In terms of layout and uses we have
                                                                                                     masterplan, perceptions will be rebased        maximum flexibility, including
                                                                                                     to anticipate the great things ahead.          podium amenity (garden) space.

                                                                                                                                                                                                  23
22
SPOTLIGHT ON BARKING

                                             We are determined that the
                                             interaction between commercial
                                             and residential space will be
                                                                                                                                                                                                                                                    MY LONDON
                                             socially sustainable.

                                                                                                                                                                                                                     Peter Cornforth                          James Shindler

                                                                                                                                                                                                                     What is your favourite part              What is your favourite part
                                                                                                                                                                                                                     of London?                               of London?
                                                                                                                                                                                                                     Lordship Lane, East Dulwich –            I’m a new-found fan of Peckham:
                                                                                                                                                                                                                     where else can you find restaurant       the village, the restaurants,
                                                                                                                                                                                                                     MEATliquour alongside a shop             the authentic atmosphere.
                                                                                                                                                                                                                     selling plastic buckets?                 (See pages 28-29)

                                                                                                                                                                                                                     Brixton – still more to come and         I also rate Crouch End: it has
                                                                                                                                                                                                                     The Department Store project is          a village feel, and the lack of nearby
                                                                                                                                                                                                                     a stunner. (See pages 32-33)             tube is something of a positive.

                                                                                                                                                                                                                     Do you have a personal ‘hidden           Do you have a personal ‘hidden
                                                                                                                                                                                                                     London’ location you’d like to share?    London’ location you’d like to share?
                                                                                                                                                                                                                     Whitechapel – all the best places        Bermondsey arches – nobody
                                         Rooftop gardens sound interesting.           existing stock and encouraging all forms    interesting user-led models being                                                  you’ve never heard of; Tayyabs,          really knows where it starts or finishes.
                                         James This is a good example of heritage     of tenure across new build schemes,         implemented across the coworking/              At a glance –                       Wilton’s Music Hall and Indo.
                                         and amenity coming together. Our site        ensuring the benefits of regeneration are   living and hospitality/entertainment                                                                                        Best location in London
                                         once served as the vineyard for Barking      felt throughout the community.              sectors. Barking has a seething                VICARAGE FIELD,                     Best location in London                  to shop for quirky gifts?
                                         Abbey, and more recently as market                                                       enterprise and arts culture going              BARKING                             to shop for quirky gifts?                Charlotte Street, Fitzrovia.
                                         gardens. So, our modern take is to create    Vicarage Field will deliver a fully         on and the council is very keen to                                                 Peckham Levels (See page 28-29).
                                         micro allotments on the roof above the       mixed use town centre scheme.               expand and promote that.                       Pan-European private equity                                                  Place to go for a night out:
                                         commercial space. Having green space         Peter That’s been the objective from                                                       fund manager Benson Elliot          Best location in London to eat?          Granary Square, King’s Cross.
                                         and growing things is attractive to          the start and what we’ve picked up          Indeed, the council set up its own             and London-based developer          Sparrow at Lewisham – wow!
                                         people. We’ve successfully worked            strongly throughout our local dialogues.    private development company in                 Londonewcastle plans to                                                      Parts of London you’d like
                                         with the Nomadic Gardens community           With very little new development of         2017, Be First.                                transform an existing shopping      Bellenden Village, Peckham – a perfect   to explore more?
                                         project on previous schemes. While           commercial space in the town centre         James They’re now working closely with         centre in central Barking           micro destination; from traditional      Deptford and Alexandra Palace.
                                         accessible green areas aren’t particularly   for a number of decades the                 us as they want the scheme to progress         to create a new mixed-use           boozer to edgy global cuisines.
                                         expensive they bring a huge benefit          opportunity’s there to renew, reposition    quickly because it will have a ripple effect   development over five acres.                                                 What is your favoured form of
CUSHMAN & WAKEFIELD | EMERGING LONDON

                                         for residents.                               and re-energise Barking’s social and        on bringing other sites forward. They          The project will comprise           Place to go for a night out:             transport around the capital?
                                                                                      commercial core. On the other hand,         certainly see the bigger picture, as well      850 homes, an hotel, flexible       Camden – still rocks and I love          I like driving, so normally
                                         Talking of residents, the most               there’s an undertone of affordability       as being proactive and ambitious, which        business space, 150,000 sq ft       The Roundhouse.                          whizz around in a small car.
                                         recent London Plan calls for a lot           which we are keen to sustain and utilise    in the long term can only be good for          replacement retail and 100,000
                                         more housing across London. Do you           to encourage new formats, ideas and         Barking.                                       sq ft of F&B/leisure. The project   Parts of London you’d like
                                         see space for that in Barking?               community experiences.                                                                     will be phased over three to        to explore more and why?
                                                                                                                                                                                                                                                              Granary Square - Kings Cross

                                         Peter The draft new London Plan is a                                                     How does it feel to be working on              five years with construction        Cockfosters – just to see what’s there
                                         fairly recent manifestation of something     How does Barking compare                    Vicarage Field?                                expected to start late 2019/
                                         that’s been in the policy pipeline for       with similar districts in other             James I feel proud and excited.                early 2020.                         Forest Hill/Crystal Palace –
                                         some time. Our view is that Barking          European cities?                            Peter It’s pretty humbling . I certainly                                           they’re on my doorstep.
                                         absolutely has significant physical          Peter We’re witnessing more disruption      feel a weight of responsibility, and, as
                                         capacity to deliver a whole raft of new      to consumer behaviour and lifestyles in     Council leader Darren Rodwell correctly                                            What is your favoured form of
                                         homes, both in the town centre and           London than almost anywhere. Because        points out, I should, as what we are doing                                         transport around the capital?
                                         across the wider borough landscape, for      of that we’re keeping flexibility at the    will still be here in 30-40 years’ time.                                           Public – bus and tube if getting
                                         example at Riverside. The Council are        heart of our design process; I wouldn't                                                                                        from east to west.
                                         proactive in renewing and enhancing          be surprised if we see some really          www.newvicaragefield.co.uk

                                                                                                                                                                                                                                                                                                          25
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SPOTLIGHT ON DEPTFORD

                                         Spotlight on

                                         DEPTFORD                                                                                                                     MY LONDON

                                         SE8
                                                                                                                                                                 Libby Cutress
                                                                                                                                                                        LOCAL RESIDENT
                                                                                                                                                                          DEPTFORD

                                                                                                                                    How would you describe what                    Best location in London
                                                                                                                                    is happening in Deptford?                      to shop for quirky gifts?
                                                                                                                                    Deptford is changing rapidly, which is         Deptford Market...no question!
                                                                                                                                    both good and bad. Having lived in
                                                                                                                                    the area for a while, I'm worried that if      Best location in London to eat?
                                                                                                                                    it carries on at this pace, it will start to   My current favourites are actually
                                                                                                                                    lose some of the charm and that the            in Deptford. The Waiting Room -
                                                                                                                                    old-timers and businesses that make            for vegetarian/vegan breakfasts
                                                                                                                                    the place special will eventually move         and coffee and Hullabaloo - for
                                                                                                    KEY                             on. On the other hand, we've had lots          amazing (and cheap) paneer
                                                                                                    STATISTICS                      of new independent businesses move             curries. Otherwise I've had some
                                                                                                                                    in, which means I rarely have to leave         great food in Peckham namely
                                                                                                                                    the area if I need something.                  Pedlar and Artusi. The latter now
                                                                                                    C&W Evolutionary Status:                                                       has a sister restaurant in Deptford
                                         While Barking has designs emulating the Big Apple,                     FLOURISHING         Which five words best                          called Marcella which is yum.
                                         Deptford has looked closer to home for inspiration.                                        describe Deptford?
                                         The long-trailed Convoys Wharf redevelopment on            C&W Location Ranking: 58        1. Colourful                                   Best location in London
                                         the banks of the Thames has the potential, according                                       2. Charming                                    for a night out with friends?
                                         to its backers, to turn a neglected riverside area into    TfL travel zone: 2              3. Vibrant                                     I tend to stay in Deptford, but the
                                         the ‘Shoreditch of South London.’ Like the Printworks                                      4. Resilient                                    rare times I head out further afield,
                                         at Canada Water (see pages 14-19) this is another former   Local authority:                5. Community                                   it's usually to Peckham or Brixton.
                                         newspaper-related site which could see big change.         Lewisham
                                         A consented scheme allows for 3,500 new homes to                                           What are people who haven’t                    Best location in London
                                         be built on 41-acres of ex-News International land,        Distance from central London:   been to Deptford missing?                      for visiting with family/relatives?
                                         also opening up river frontages for public access.         4.5 miles south east            It's got amazing character and                 Greenwich – to have a look in the
                                                                                                                                    quirkiness, and although gentrification        market and have a walk in the park.
                                         Although Convoys Wharf is still at the planning stage,     Population: 310,000             is creeping in, it has certainly not lost
CUSHMAN & WAKEFIELD | EMERGING LONDON

                                         other developers have already moved in to complete         (©GLA borough population        its charm yet. The flea market on              What is your favoured form of
                                         smaller schemes, like U+I’s Deptford Project, winner       projections 2018)               Wednesday's, Friday's and Saturday's           transport around the capital?
                                         of the 2017 London Planning Awards.                                                        – you can buy anything and everything,         Cycling or London Overground.
                                         Two acres of former railway land, including                                                usually for a bargain. A great variety
                                         derelict arches, next to the railway station,                                              of pubs. My personal favourites are:           Part of London you’d like
                                         which provides quick access to central                                                     The Dog and Bell (calm and nice beer),         to explore more and why?
                                         London and Kent, have been given a                                                         The Royal Albert (cosy, great food and         A friend lived in Harringay Green
                                         new lease of life. The scheme includes                                                     footy), Villages (microbrewery) and            Lanes for a little while and I always
                                         132 homes and Deptford Market Yard,                                                        The Birds Nest (music and burgers).            liked it there – would love to explore
                                         a quirky home for 14 retail/leisure                                                                                                       it more.
                                         operators. The lower half of Deptford                                                      Do you have a personal ‘hidden
                                         High Street, where traditional pie-and-                                                    London’ location you’d like to share?
                                         mash shops sit alongside nail bars and                                                     It's not really a secret – but Telegraph
                                         Vietnamese cafes, has recently benefited                                                   Hill for free tennis and amazing views
                                         from a £2.1m makeover.                                                                     over London.

                                                                                                                                                                                                                            27
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SPOTLIGHT ON PECKHAM

                                         Spotlight on

                                         PECKHAM                                                                                                                                        MY LONDON

                                         SE15
                                                                                                                                                                                        Kwabena
                                                                                                                                                                                        Amponsa
                                                                                                                                                                                      COMMUNITY MANAGER
                                                                                                                                                                                        PECKHAM LEVELS

                                                                                                                                                       How would you describe                       that celebrates all people regardless
                                                                                                                                                       what is happening in Peckham?                of age, race, class or religion. I hope
                                                                                                                                                       Peckham is an area filled with a wealth      it will encourage enterprise with social
                                                                                                                                                       of talent, from different demographics,      responsibility. And I hope it will be
                                                                                                                                      Brick Brewery    races and ages, and demonstrates             a place where young people have
                                                                                                                                                       where multiculturalism is working well.      opportunities.
                                                                                                      KEY                                              The style of regeneration here reflects
                                                                                                      STATISTICS                                       that, with strong local organisations like   Do you have a personal ‘hidden
                                                                                                                                                       Peckham Vision, meaning that local           London’ location you’d like to share?
                                                                                                                                                       people can have a voice. There is            Zionly Manna Vegan Rastarant –
                                                                                                      C&W Evolutionary Status:                         definitely a DIY culture here.               and I’m not even vegan!
                                         Peckham, home to the UK’s only sake (Japanese rice wine)                 FLOURISHING
                                         distillery, is fast shaking off its Only Fools and Horses                                                     Which five words best                        Best location in London
                                         image. Many parts of London offer roof-top terraces, but     C&W Location Ranking: 45                         describe Peckham?                            to shop for quirky gifts?
                                         seasonal summer-only Frank’s bar on the top level of a                                                        1. Vibrant                                   Copeland Park on a sale weekend.
                                         multi-storey car park has become one of the hippest          TfL travel zone: 2                               2. Enterprising
                                         places to be seen in the capital. In fact, the car park is                                                    3. Creative                                  Best location in London to eat?
                                         becoming something of a defining theme in Peckham,           Local authority:                                 4. Multicultural                             The Coal Rooms, Peckham.
                                         where Carl Turner Architects (the guiding light behind       Southwark                                        5. Plentiful
                                         POP Brixton (see pages 32-33)) has teamed up with social                                                                                                   Best location in London for
                                         enterprise Make Shift to transform underused levels of the   Distance from central London:                    What are people who haven’t                  a night out with friends?
                                         multi-storey into community-led commercial and leisure       3 miles south east                               been to Peckham missing?                     Peckham Levels.
                                         space, including art studios, pop-up stores and galleries.                                                    A great and welcoming community,
                                                                                                      Population: 322,000                              where money invested benefits the            Best location in London for
CUSHMAN & WAKEFIELD | EMERGING LONDON

                                         Originally devised as a temporary measure,                   (©GLA borough population                         local area. Peckham Levels. Peckham          visiting with family/relatives?
                                         the surprise success of Peckham Levels means                 projections 2018)                                Plex. Peckham Springs. South London          Through central London on
                                         demolition of the car park has been put on                                                                    Gallery. The Prince of Peckham               a red bus.
                                         hold. Other redevelopment plans are alive                                                                     (community pub). Ivy House
                                         and well nearby, with work recently started                                                                   (co-operatively owned pub).                  What is your favoured form of
                                         on Southwark council’s upgrade for the                                                                                                                     transport around the capital?
                                         area around Peckham Rye station, which                                                                        Apart from Peckham, what is your             I cycle (on a custom-made hybrid)
                                         will include new public realm and                                                                             favourite part of London and why?            and walk.
                                         commercial units. Also expected in 2018 are                                                                   Brockley – a little bit of suburbia
                                         definitive proposals for Tiger Development’s                                                                  in Zone 2.                                   Part of London you’d like
                                         regeneration of the Aylesham Centre                                                                                                                        to explore more and why?
                                         shopping complex on Rye Lane, which                                                                           What is the most exciting change             West London – I’m pretty well
                                         could include 400 new homes, as well as                                                                       you see in London over the next              travelled around the rest of London,
                                         new retail, leisure and commercial space.                                                                     five years?                                  but if I had more time I’d go here
                                                                                                                                      The Coal Rooms   I hope that it continues to be a place       more often.

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SPOTLIGHT ON CROYDON

                                         Spotlight on                                                                                                                                            Which five words best
                                                                                                                                                                                                 describe Croydon?
                                                                                                                                                                                                                                             Colindale – real food for real
                                                                                                                                                                                                                                             people in a quirky location.

                                         CROYDON
                                                                                                                                                           MY LONDON                             1. Dynamic
                                                                                                                                                                                                 2. Diverse                                  Best location in London
                                                                                                                                                                                                 3. Vibrant                                  to shop for quirky gifts?
                                                                                                                                                                                                 4. Ambitious                                Brixton Market.

                                         CR0
                                                                                                                                                                                                 5. Modern
                                                                                                                                                                                                                                             Best location in London to eat?
                                                                                                                                                                                                 What are people who haven’t                 West End. Shoreditch. Notting Hill.

                                                                                                                                                    John Grimes
                                                                                                                                                                                                 been to Croydon missing?
                                                                                                                                                                                                 A real understanding of the ease of         Best location in London
                                                                                                                                                                                                 access to what is a city in all but name.   for a night out with friends?
                                                                                                                                                    HEAD OF DEVELOPMENT LEASING                                                              Ladbroke Grove. Notting Hill.
                                                                                                                                                    HAMMERSON                                    Apart from Croydon, what is your
                                                                                                                                                                                                 favourite part of London and why?           Best location in London for
                                                                                                                                                    How would you describe                       Brent Cross in North West London            visiting with family/relatives?
                                                                                                                                                    what is happening in Croydon?                where Hammerson jointly owns                Kings Road, Chelsea.
                                                                                                                                                    Croydon offers first class transport links   a very unique retail destination.           Borough Market.
                                                                                                                                                    to and from the largest office district
                                                                                                                                                    outside London. Our rejuvenation of          What is the most exciting change            What is your favoured form of
                                                                                                                                                    the town centre will also restore            you see in London over the next             transport around the capital?
                                                                                                                                                    Croydon to its rightful prominence           five years?                                 London Bus – best way to find
                                                                                                                                                    within the retail hierarchy of the Home      The complete transformation of              out what’s going on.
                                                                                                                                                    Counties. There is simply no dominant        both Brent Cross and Croydon
                                                                                                                                                    retail centre in between central London      as retail destinations.                     Part of London you’d like
                                                                                                                                                    and the South Coast and that’s the role                                                  to explore more and why?
                                                                                                                                                    that Croydon will play following the         Do you have a personal ‘hidden              Places like Leadenhall Market
                                                                                                                    KEY                             successful completion of the proposed        London’ location you’d like to share?       and the many Roman remains
                                                                                                                    STATISTICS                      new shopping centre.                         Bang Bang Oriental Foodhall in              scattered around the city.

                                                                                                                    C&W Evolutionary Status:
                                         As London’s fastest growing tech start-up cluster Croydon Tech City                    MATURING
                                         looks set to give Shoreditch a good run for its money. The borough

                                                                                                                                                    Alice Bryson
                                         is home to South London’s largest co-working and tech incubator            C&W Location Ranking: 22                                                     Apart from Croydon, what is your            Best location in London for
                                         centre TMRW and now boasts over a thousand digital, tech and                                                                                            favourite part of London and why?           visiting with family/relatives?
                                         creative start-ups. At the other end of the scale, comprehensive           TfL travel zone: 5                                                           South London (Balham/Clapham)               Central London (museums,
                                         big-ticket redevelopment of the town centre is well underway,                                              LOCAL RESIDENT                               as it’s where I lived before moving to      Hyde Park). Camden Lock.
                                         including the £30m refurbishment of the Fairfield Halls arts venue.        Local authority:                CROYDON                                      Croydon – it has a great social scene.      Portobello Market.
                                                                                                                    Croydon
                                         Stanhope and Schroders’ Ruskin Square mixed-use scheme, providing                                          How would you describe                       What is the most exciting change            What is your favoured form of
                                         high spec offices right next to East Croydon station, has already netted   Distance from central London:   what is happening in Croydon?                you see in London over the next             transport around the capital?
                                         one major tenant (HMRC) for the first 184,000 sq ft building and the       9 miles south                   Croydon is becoming very up and              five years?                                 The tube.
                                         temporary addition of an 80-unit Boxpark providing pop-up street                                           coming. Lots of bars and restaurants         Development of areas such
CUSHMAN & WAKEFIELD | EMERGING LONDON

                                         food places in disused containers has been a big hit. The most talked-     Population: 391,000             are opening (Boxpark, in particular,         as Croydon.                                 Part of London you’d like
                                         about show in town is undoubtedly Westfield and Hammerson’s                (©GLA borough population        is very popular) and lots of flats are                                                   to explore more and why?
                                         proposed £1bn 1.5m sq ft regeneration of the Centrale and Whitgift         projections 2018)               being built.                                 Best location in London                     North London - as we’ve always lived
                                         shopping centres.                                                                                                                                       to shop for quirky gifts?                   south I don’t know the north as well.
                                                                                                                                                    Which five words best                        Camden and Shoreditch.
                                         Around 9,000 new homes are the pipeline                                                                    describe Croydon?
                                         across the borough, with more than half                                                                    1. Diverse                                   Best location in London to eat?
                                         expected to be concentrated in the town                                                                    2. Vibrant                                   Depends what you’re looking for!
                                         centre. They include 800 apartments in                                                                     3. Misunderstood                             There are great places everywhere.
                                         Guildhouse Rosepride’s planned One                                                                         4. Entertaining                              Portobello is one of my favourite
                                         Lansdowne, due to be the UK’s second-                                                                      5. Family-friendly                           areas to eat.
                                         tallest building. Croydon will also be home
                                         to two of the world’s tallest towers built                                                                 What are people who haven’t                  Best location in London
                                         using modular construction at Greystar                                                                     been to Croydon missing?                     for a night out with friends?
                                         and Henderson Park’s 550-apartment                                                                         Great bars, restaurants and shopping         East London, especially Shoreditch.
                                                                                                                                                                                                                                              Portobello Road
                                         101 George Street development.                                                                             and family entertainment.

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